A couple in Longwood receives a non-renewal notice on their 1984 house. Their carrier’s reasons are listed on one page: original polybutylene supply lines and an electrical panel from a manufacturer most carriers no longer accept. They spend the next few months replacing the panel and repiping the house, keep every permit and invoice and send them to their agent along with a new four-point inspection. The same house that one carrier would not renew now gets quotes from several. Nothing about the neighborhood, the square footage or the view changed. The systems did.
Central Florida has thousands of homes built in the 1970s, 1980s and 1990s, in places like Longwood, Altamonte Springs, Casselberry, Pine Hills and the older parts of Kissimmee, and many of them still have their original roofs, panels or plumbing. For those homes, a few specific upgrades decide whether carriers will write the house at all, not just what they charge. Knowing which ones matter most helps you spend the money where it counts.
The Four-Point Inspection
Most carriers require a four-point inspection on homes past a certain age before they will write or renew them. It looks at exactly four things: the roof, the electrical system, the plumbing and the heating and air conditioning, and it is separate from a wind mitigation inspection. The results often decide whether the home can be insured at all, so on an older house it is worth getting one before you shop the policy or, if you are buying, during your inspection period. Our article on home insurance for older homes in Florida covers what carriers look for.
The Roof Comes First
The roof is the single biggest factor in whether a Florida home can be insured and how a roof claim is paid. Florida law gives homeowners real protection: an insurer generally cannot refuse to write or renew a home solely because its roof is less than fifteen years old. For an older roof, the insurer may ask for an inspection, and if it shows at least five years of useful life remaining, the insurer generally cannot refuse the home based on roof age alone. Beyond the law, carriers set their own age limits by roof type, and older roofs are often paid at actual cash value rather than replacement cost. If your roof is approaching fifteen years, plan now for either a replacement or a remaining-life inspection rather than waiting for a non-renewal, as our article on roof age and Florida insurance explains. A new roof also deserves a new wind mitigation inspection, because the credits only apply once the form documents it.
Electrical Panels and Wiring
Carriers look for specific electrical hazards rather than general age. Federal Pacific, Zinsco and Challenger panels are declined by many carriers at any price, because of their history of failing to trip during an overload. Fuse boxes, very low amperage service, aluminum branch wiring and knob-and-tube wiring are also common reasons a home is declined until they are corrected, although documented remediation of aluminum wiring changes the conversation considerably. For many older Central Florida homes, replacing the panel is the single change that reopens the market, as our article on electrical panels Florida insurers won’t accept explains.
Plumbing
Polybutylene supply lines, installed in many Florida homes from the late 1970s into the mid-1990s, are one of the most common reasons carriers decline older homes, because of their history of failing without warning. Galvanized steel supply lines in older homes corrode from the inside, and cast iron drain lines common in homes from the 1970s and earlier crack and leak with age. Water damage claims are expensive, often involving floors, walls, cabinets and belongings at once, so some carriers will not write a home with these materials until it has been repiped. Our articles on whether home insurance covers water damage and the signs of hidden water damage explain why carriers care so much.
Air Conditioning
The air conditioning system usually carries less weight than the roof, electrical or plumbing, but it is one of the four systems on the inspection, and an old unit raises questions about failure and water damage from clogged drain lines and leaking pans. In Central Florida, where the system runs most of the year, a documented replacement supports a smoother renewal, and keeping the drain line clear prevents one of the most common slow-leak claims.
The Water Heater
This is one of the least expensive upgrades with an outsized effect. A failed tank water heater can release a large amount of water in a short time, damaging floors, walls and cabinets before anyone notices, and some carriers ask for replacement once a tank passes their age guidelines. Replacing an aging water heater, and adding a drain pan or a leak sensor with an automatic shutoff, is usually the easiest system upgrade to prioritize. Some carriers also offer credits for water leak detection devices.
Which Upgrade to Do First
When you cannot do everything at once, the order usually follows how much each item limits your options. The roof comes first, because of its role in both insurability and claim size. The electrical panel and wiring come next if your home has one of the panel types or wiring materials carriers decline, because those can block coverage entirely. Plumbing materials such as polybutylene follow closely. The water heater is often the easiest place to start because it is inexpensive, and the air conditioning usually carries the least urgency of the five. A home with a newer roof, an updated panel, modern plumbing, a recent air conditioning system and a current water heater presents a very different risk than one with even a single major red flag, and that shows up in both price and choice of carriers.
Keep Every Permit and Invoice
The work only helps if a carrier can see it. Keep permits, invoices and any certifications for every upgrade, and send them to your agent along with a new four-point inspection and wind mitigation form when the work is done. Permitted work also matters at claim time, because unpermitted electrical or plumbing work can give a carrier reason to question a claim. After a major upgrade, review your dwelling limit too, since new systems and finishes can raise the cost to rebuild, as our articles on what happens to your homeowners insurance when you renovate and replacement cost versus market value explain.
What Owners of Older Homes Should Confirm
-
When did you last have a four-point inspection, and what did it flag?
-
How old is the roof by permit date, and how is a roof claim paid?
-
What brand is your electrical panel, and what type of wiring does the home have?
-
Is any of the plumbing polybutylene, galvanized steel or cast iron?
-
How old are the water heater and air conditioning system?
-
Do you have the permits and invoices for every upgrade, and has your agent seen them?
Homeowners Insurance for Older Central Florida Homes With Prestige Insurance Group
Prestige Insurance Group writes homeowners coverage across Orlando, Longwood, Altamonte Springs, Casselberry, Winter Park, Kissimmee and the rest of Central Florida, as well as in Miami and across our nine-state footprint for clients who moved out of state and stayed with us. With access to over twenty homeowners carriers in Florida, we can tell you which upgrades would open the most options for your house before you spend the money, and we can re-shop the home as soon as the work is done. Send us your declarations page, your most recent four-point inspection and a list of what has been updated. Learn more on our Central Florida homeowners insurance page, or see homeowners insurance in Lake Nona versus Winter Park and how to save money on homeowners insurance in Florida. Call the office nearest you. Se habla español.
Orlando: 407-993-2331 Miami: 305-969-8776
Frequently Asked Questions
Can my Florida home be denied coverage because of the roof’s age?
Not solely because of age if the roof is less than fifteen years old. For an older roof, an inspection showing at least five years of useful life remaining generally prevents a refusal based on age alone, although carriers still set their own guidelines.
Which electrical panels do Florida insurers decline?
Federal Pacific, Zinsco and Challenger panels are declined by many carriers. Fuse boxes, low amperage service, aluminum branch wiring and knob-and-tube wiring are also common problems.
Why do insurers care about polybutylene plumbing?
It was widely installed in Florida homes from the late 1970s into the mid-1990s and has a history of failing without warning, which leads to expensive water damage claims.
Which home upgrade should I do first for insurance?
Usually the roof, followed by the electrical panel or wiring if it is a type carriers decline, then plumbing. The water heater is often the easiest and least expensive place to start.
General information only, not legal advice. Carrier underwriting guidelines, inspection requirements, roof age rules and credits vary by carrier and change over time, and Florida statutes can change. Refer to your actual policy and inspection reports for the terms that apply to your home.
